Reserved a new house. Our buyers pulled out. What would you do? Solicitor help maybe?

I don't think you will be able to get the reservation fee back to be honest.

Many builders adopt this policy, whilst it states in their contract they will reserve it for 14 days - that doesn't mean they have to take it off the market as many builders will line up "back up" buyers. As long as they can prove that they haven't accepted another reservation fee on the property within the 14 days then they haven't breeched their contract.

As a property lawyer I would be advising you not to contest this as the cost of a solicitor doing this for you would rise quickly

I can't see that you're entitled to your money back - whatever signage is on the house as long as they don't 'sell' it to someone else then it was reserved for you.

Could you look at part-x? We did this for a new build and it worked out very well for us.

It doesnt matter that it was for sale. the fact is they didnt sell it, so there is no breach of contract. as far as getting your money back, a "reservation fee" is rarely refundable, but you need to check your contract.

Thanks for your replies everyone. Just need to chalk that one up to experience then.

This particular company don't do part exchances, unfortunately ☹️ or we would have jumped at the chance.

Just to add if you want to either post here the paragraph of the reservation form with regards to fees or PM me I'll happily take a look just to make sure, but these things are usually pretty watertight

Hecate, that would be great thanks. I will try and pm you it later when H brings the form back from work.

I agree with the others. As they didn't actually sell the house to someone else I think you would find it difficult to get your money back. It may be that the best you could hope for would be that if you do sell yours they won't charge you a further reservation fee if you do decide to go ahead with the purchase in future or that they will take the reservation fee you already paid as part consideration of the purchase price of the house. There would probably be no obligation on them to do this but in the current housebuying market they might. Take consolation in the fact that you haven't concluded missives and it's better to lose the £500 than to end up contractually obliged to go ahead with the house purchase without having sold your own.

? you're having a pretty cr@ppy time on the house front, aren't you?

Hi Roobarb...

Yeah it's been a bit of a nightmare. If we had known back in January what we know now ?

That’s a tough spot to be in sorry you’re dealing with that. It might help to reassess the property’s current value and market position before making the next move. Resources like Jefferson County Property data can offer useful insight into recent trends and comparable sales. A solicitor’s advice could also clarify your options if you’re considering relisting or renegotiating.

Situations like this can be really stressful after you’ve already committed to a new home. The first step is usually to review the contract conditions and any timelines tied to your buyers pulling out. A short consultation with a solicitor may help you understand your options, and resources such as Cleveland County Legal can provide helpful context on similar legal processes. Open communication with all parties involved may also reduce potential losses.

That’s a tough spot to be in. A solicitor can definitely help you understand your options especially around contracts, deposits, and any timelines involved. It may also be useful to look into how similar cases are handled within the Williamson County Justice framework to get clarity on next steps. Getting the right legal insight early could save time, stress, and unexpected costs.

That’s a tough spot to be in — sorry you’re dealing with that. Before making any quick decisions, it could help to understand your legal options and timelines, especially around buyer withdrawal. You might find some useful guidance by reviewing publicly available court and filing insights through Ottawa County Courts which can help you prepare for discussions with a solicitor. Getting informed early can make conversations with professionals more productive and give you clarity on next steps.

In the end, homebuyers balance practical considerations with emotional resonance. Location, affordability, lifestyle fit, investment potential, and emotional connection all guide buyers toward a decision they can feel confident about. Understanding these principles can help both buyers and real estate professionals navigate the market with clarity and confidence.

In the end, buyers do a pretty thorough inspection of the home they are considering buying. And if they have backed out of your home, you need to find out why. Your home may be among the many homes with moisture and mold. I encourage you to see the full explanation so you understand what might be putting potential buyers off your home.